Empire Outlets Staten Island – NYC’s First Outlet Mall

Open Empire Outlets Staten Island with a clear plan: exclusive discounts await you; come early, map your path to the best high-end buys, and travel light as you walk through the space. If you want a fast start, start near the food court and work outward to avoid backtracking later.

The complex sits in the borough’s St. George area, with open-air concourses and a compact layout that keeps stores within reach. nycedcs helped align the office-to-mall rollout, so the project serves shoppers while meeting city goals.

Buying decisions move quickly here; most brands display new arrivals in easy-to-spot storefronts, and several flagship labels offer promos that encourage fast decisions. available parking and streamlined lines at checkouts help you save time, so you can travel between stores without long waits.

Prendamano and Margaret, local voices in the development and retail community, compare notes on crowd flow and service standards to keep the experience helpful for people who shop with families. They emphasize that the mall should serve both casual buyers and serious collectors who seek high-end items at outlet prices.

Didnt expect crowds on weekends? Plan to visit on weekdays or early evenings. To avoid congestion, use the dedicated pathways and clear signage, and avoid peak hours if you can. The space is designed to be intuitive, guiding you from outlet clusters to the elevator or ramp quickly.

As you finish, consider stopping at the office information desk for current promotions and a map to optimize your next loop. Whether you’re a local resident or travel visitor, Empire Outlets offers a fast route to meet your shopping goals and to serve your needs with choices that fit your budget.

Key Factors Shaping Empire Outlets’ Outcome

We recommend prioritizing a year-round waterfront experience and flexible leases, with strategic summer activations to drive steady foot traffic.

weve learned from the opening ceremony and early summer crowds that consistent events boost engagement, so align programming across the calendar and keep the waterfront lively for visitors from all years.

Location and access shape the baseline: waterfront views attract visitors, but parking capacity and transit patterns determine whether guests stay long or return for a second visit.

Tenant mix and investor relations influence claims and confidence: a special roster of brands appeals to families and bargain hunters alike, while others push a short visit; if some tenants miss plan targets, balance rent and marketing support to avoid disputes. baran advised on alignment with anchor stores and activation calendars to maximize seasonal peaks.

Those decisions reflect careful risk sharing between owners and tenants, ensuring alignment with the overall opening calendar.

Financial framework shapes risk and growth: granted incentives and performance-linked concessions help align outcomes with shopper demand; owed payments and fee structures must be transparent to maintain trust among landlords and retailers.

Transformation of the islands and waterfront environment hinges on a coherent mix of indoors and outdoors; the ideal plan preserves the maritime vibe while adding flexible spaces for pop-ups and seasonal installations. Those decisions require a clear timeline and budget to avoid a complex cost overrun.

Short-term actions should include extending summer hours, programming weekly markets, and opening new concept stores; dont rely on a single anchor, instead build a diversified mix that can adapt to trends. Opening updates should be communicated in a monthly calendar published on the waterfront district site.

Whether the focus is retail, dining, or experiences, the mix should avoid a complex dependency on a single category, dont overlook seasonal shifts, like winter promotions.

Long-range considerations center on data-driven adjustments: track attendance, dwell time, and sales per square foot, then refine incentives to keep the island crowd engaged and merchants motivated.

By balancing experiences, finance, and community voice, Empire Outlets can turn initial advantages into lasting value for visitors, residents, and local merchants alike.

Anchor Tenant Strategy and Vacancy Trends

Within the next 12 months, secure two to three anchor tenants in high-foot-traffic categories–wear, accessories, and a transformational value/entertainment operator–to stabilize foot traffic, lift sales, and set a long-term trajectory for Empire Outlets.

Looking at vacancy trends, the rate sits at approximately 6.5% as of Q4 2024, a nearly two-point improvement from the prior year. Most vacancies remain in smaller formats or seasonal spaces, underscoring the need for anchor-led co-tenancy to drive consistent traffic. Nearly all new leases show stronger performance when anchored by a regional brand with cross-shopping potential.

Anchor roster should target three core categories: wear brands (national apparel and footwear), accessories retailers (large-format), and a destination operator (entertainment or value concept) that can ride with a food-and-beverage cluster. Look for corp-backed brands with a proven footprint and flexible space needs to enable shop-in-shop concepts on ground and mezzanine levels. Target brands whose footprint aligns with transit access and shopper rhythms, boosting the probability of long-term performance. Runs of cross-promotions across anchors and specialty stores can create a strong benefit for a broader mix.

Space planning targets roughly 60,000–70,000 sq ft across two anchor spaces, split between ground floor and mezzanine to maximize visibility. Implement a 60% occupancy threshold to unlock marketing and events funding, encouraging tenants to align calendars with anchors. Include extra flex space for seasonal pop-ups or collaborations to test new concepts without long leases. This mix is designed to deliver the most stable occupancy gains.

Transit and geography: The mall’s location with access to the boroughs and the downtown ferry route supports a rider-friendly pattern. The ride from Staten Island to Manhattan increases weekend footfall, while stable anchor lines ensure a consistent base. A green design language, clear wayfinding, and accessible ground-floor entrances improve conversion for first-time visitors and support longer visits.

Implementation plan and metrics: Sign two anchors by Q4 2025, followed by one more in early 2026. Key KPIs include occupancy rate, rent per square foot, and sales per square foot in anchored zones. Use quarterly reviews to adjust space allocations and marketing spend; track co-tenancy impacts on non-anchor stores, and monitor vacancy by floor to identify redevelopment opportunities. Thank tenants for their long-term commitments and celebrate the growing story of Empire Outlets across the mall’s footprint. Going forward, maintain a data-driven rhythm that looks for adjacent opportunities to uplift performance and attract additional retailers, including accessories and wear brands in new color stories and seasonal lines.

Consumer Demand: Foot Traffic and Average Spend

Recommendation: Implement a data-driven plan that lifts foot traffic and increases average spend at Empire Outlets Staten Island by targeting weekend crowds and converting visits into larger baskets.

Foot traffic metrics show a magnet effect for this area, with shoppers drawn from nearby neighborhoods and regional travel. On Saturdays, footfall typically ranges from 12,000 to 18,000 visitors, while Sundays hover around 9,000 to 14,000. The average spend per visit sits in the $65-$95 range, depending on promotions and storefront mix.

To push those metrics, deploy a two-pronged approach: upgrade storefronts along the main promenade to improve visibility and conversion; introduce bite-sized experiences like pop-up tastings and limited-edition drops that drive cross-store visits. Emphasize vistas of the water and outdoor social spaces to extend dwell time. The magnet effect grows through a well-curated area plan, with nordstrom as a key anchor to attract a broader type of shopper and to push the overall range of brands that appeal to family and fashion-oriented visitors.

Next steps: finalize a six-month investment plan through the corp, detailing a pilot for weekend events, a data dashboard, and a test in the Nordstrom area. James and George will lead the effort, with Prendamano coordinating cross-functional work and reporting progress to the board. That companys history informs the strategy: capture more visits, lift the average spend, and broaden the distribution of storefronts and experiences across Empire Outlets this year.

Parking, Transit, and Accessibility Challenges

Recommendation: Centralize access planning with a three-part rollout: align paid parking with transit options, upgrade corridors for higher frequency, and elevate accessibility across the site. Led by the director, this plan should span 12 months, incorporate feedback from reddit threads, and be republish-ready with updated metrics and impact data. This approach keeps the user experience pleasant and practical for daily foot traffic throughout Richmond Terrace and this area.

• Parking – Implement a clear, data-driven parking plan that turns over spaces efficiently. Set paid parking with time limits that prioritize short visits, reserve a block of spaces for rideshare pickup and ADA access, and price strategically to keep 20–30% of spaces available at peak times. Add a terrace above the podium to provide shade and seating for shoppers waiting for rides or companions, improving the square’s ambiance and discouraging curbside clashes. Key components include real-time space indicators, a single mobile payment app, and a dedicated curbside hold area for deliveries to reduce blocking corridors around entrances. This approach supports businesses by increasing available foot access and can be funded through a mix of public investment and private contributions from local developers and operators.

• Transit connections – Strengthen connections from the mall to surrounding transit corridors. Increase frequency on local bus routes serving Richmond Terrace and Bay Street, and ensure synchronized signal timing to shorten wait times at key crossings. Install real-time arrival displays at each entrance and a shopper shuttle linking Empire Outlets with nearby ferry terminals and transit hubs. A clear wayfinding system guides guests from parking to the main square and back, reducing confusion on busy days and making the experience more pleasant for first-time visitors.

• Accessibility improvements – Upgrade paths for all users with ADA-compliant curb cuts, tactile paving, audible signals at crossings, and uniformly accessible restrooms. Widen primary walkways and improve lighting along corridors leading from the parking podium to the mall entrances. Include comfortable seating clusters, shade, and clear signage in multiple languages to support a broad user base throughout the day. These steps help businesses capture more inclusive foot traffic and ensure a barrier-free experience during peak bites and shopping periods.

• Investment and coordination – Align funding streams from state and local partners, with input from the region’s planning bodies and the private sector. Governor Hochul’s transportation initiatives offer potential state support for corridor upgrades and transit enhancements, while a coordinated plan can attract additional private investment for on-site components like EV charging and plaza amenities. The plan should document metrics, be held by the project team, and be prepared for republish as new data arrives or as stakeholders request updates. A consistent, transparent approach helps the director negotiate with businesses and keep the project moving above expectations while maintaining a practical timeline.

Marketing, Branding, and Storefront Perceptions

Standardize storefront branding across all units to provide a clear view of Empire Outlets’ identity and to accommodate islanders, commuters, and shoppers alike.

Position the building as historic yet catalytic for the economy, pairing heritage with clear value offerings. Use a private, curated lineup of offerings and a visible call to action on each storefront so visitors can take away a quick understanding of what the center provides. Create a cohesive visual system–logo usage, color palette, typography, and window language–that avoids clutter and keeps the downtown character intact. Over-emphasizing multiple brands on a single façade erodes recall; three flagship offerings per facade per season keep messaging focused and memorable.

• Storefront design and messaging: rotate seasonal vignettes, maintain legible signage, and spotlight directions to improve view as people pass by.
• Brand story and positioning: tell islanders that Empire Outlets supports local jobs, private investment, and the broader economy; tie to historic milestones and community events.
• Audience-specific tactics: tailor signage and promotions for those who think of Empire Outlets as their downtown shopping hub, including commuters, long-term residents, and first-time visitors.
• Measurement and optimization: track foot traffic, dwell time, social sentiment, and storefront view-throughs; refresh creative every 4–6 weeks to sustain rose in interest.

Data-driven targets anchor the approach: islanders constitute roughly half of weekend visitors, while commuters dominate weekday afternoon traffic; those patterns shift over a typical shopping cycle and rise with improved wayfinding. The marketing plan should think about how to accommodate half of the audience at once–those local residents–while also inviting visitors from downtown and beyond to explore the historic, catalytic energy of the economy.

1. Implement a six-week refresh cadence for window displays and entryway messaging to keep content fresh and viewable from the street.
2. Coordinate with private tenants to align on three flagship offerings per season and feature them prominently in both exterior and interior storefronts.
3. Launch a transit-friendly map and QR-enabled promotions to help commuters and islanders navigate from downtown to the building with ease.
4. Roll out a community-outreach calendar that ties events to local heritage and economic initiatives, reinforcing the perception of Empire Outlets as a civic anchor.
5. Measure long-term impact with quarterly surveys, sentiment analysis, and foot-traffic sensors to confirm that perceptions have risen and shoppers feel accommodated by the branding strategy.

Landlord Costs, CAM Fees, and Leasing Model

Recommendation: implement a transparent base rent + CAM model with annual reconciliations and a CAM cap. Set CAM at a defined per-square-foot rate and tie increases to CPI with a hard ceiling (for example CPI + 1.5% up to 6% annually). This creates predictable costs for families, shoppers, and brands while aligning landlord and tenant interests around completion timelines and steady occupancy along the waterfront corridors.

CAM scope covers maintenance of common areas, recognition of lines of queues for guest flow, corridors between storefronts, and the upkeep of utilities, lighting, security, landscaping, housekeeping, and property management. Distinguish these from capital expenditures, which landowners may reimburse separately through capital reserves or tenant improvement allowances. The result is a clear view of the recurring costs that open-air and enclosed sections create for each storefront along the water’s edge, where array of storefronts compete for attention from visitors and ferrara brand partnerships alike.

Leasing model options should balance anchor strength with inline variety. Use a blended approach: base rent plus CAM for inline tenants (storefronts in ongoing alignment with the Ferrara and news/food lines), plus a gross or modified gross arrangement for anchors with separate escalations. Clearly outline rent steps by tenant type, with tiered rent for high-traffic corridors and open view zones by the waterfront. Provide options for exclusives granted to key brands and ensure signage and window exposure align with the contemporary, open-air image that attracts shoppers and families across islands and neighborhoods.

Concessions and incentives reinforce openings. Offer a free rent period tied to completion milestones, staged rent during fit-out, and an early occupancy incentive to help retailers reach break-even as lines and foot traffic build. Tie marketing contributions to events and footfall, while keeping CAM reconciliations transparent so tenants can explore costs without surprises. This approach supports a diverse tenant mix and maintains a balanced revenue stream that news outlets and Reddit discussions can corroborate with real-world performance data.

Implementation steps center on clarity and auditability. Provide a detailed CAM worksheet in every lease, attach annual reconciliations, and grant tenants the right to audit CAM charges. Use a standard LOI and lease form that accommodates inline and anchor types, ensure completion timelines are synchronized with developers’ schedules, and publish a clear open-book policy for operating reserves. The model should be adaptable to a broad array of tenants, from families and everyday shoppers to specialty stores that want a contemporary, waterfront experience where every storefront contributes to a cohesive, inviting view.